4670 & 4730 S. Fort Apache Rd Las Vegas, NV
New to Market | Stabilized Multi-Tenant Office | Southwest Las Vegas's Premier Submarket
Marketing description
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Ideal Suburban Location with Exceptional Access
— Immediate I-215 Beltway Access and Superior Metro Connectivity | Fort Apache Corporate Center sits directly along the I-215 Beltway — Las Vegas’s primary circumferential freeway — providing tenants efficient access to all quadrants of the metro. Fort Apache Road is one of the Southwest Valley’s principal north-south arterials. With approximately ±31,500 vehicles per day along the corridor, the building combines outstanding freeway visibility with quick drives to the Strip, Harry Reid International Airport, and the region’s major employment centers.
— Embedded in Las Vegas’s Healthcare and Medical Corridor | The Fort Apache corridor is anchored by two major hospital systems — Southern Hills Hospital & Medical Center and Spring Valley Hospital — both located in close proximity to the property. This concentration of healthcare infrastructure is a direct demand driver for the property’s tenant base. The surrounding density of healthcare providers and ancillary services creates a self-reinforcing ecosystem that is difficult to replicate elsewhere in the market.
Southwest Las Vegas is the Metro's Leasing Office Submarket
— Southwest Submarket Posts the Lowest Vacancy Rate in Las Vegas | The Southwest submarket recorded a direct vacancy rate of just 5.4% as of Q1 2026—the lowest of any submarket in the Las Vegas office market. At a time when the broader metro vacancy hovers meaningfully higher, this submarket-level tightness directly favors quality assets and their owners.
— No New Office Supply Has Delivered in Nearly Two Years — Flight-to-Quality Funnels Demand to Existing Assets | Las Vegas has seen no new professional office construction deliver for nearly two years, with no new projects breaking ground in 2025 and 2026. The absence of new inventory has concentrated demand into the existing quality building stock, driving a flight-to-quality dynamic as tenants upgrade to well-located, well-maintained assets without the premium of new construction.
Investment highlights
Stabilized Multi-Tenant Office Opportunity with Upside In Las Vegas's Best Office Submarket
— High-Occupancy Asset with Immediate Cash Flow Visibility | Fort Apache Corporate Center is ±97% leased, generating $3.2 million of in-place NOI across 20 tenants. The asset offers investors a day-one income stream with limited lease-up execution risk: only two suites totaling ±3,414 SF are currently vacant. This lease-up requirement is modest in both scale and cost, and does not materially affect Year 1 cash flow.
— Current Vacancies & Below-Market Rent Roll Create Immediate Mark-to-Market Upside | The existing rent roll averages $3.04 PSF FSG, 5.03% below the current market rent of $3.20 PSF FSG. Marking the asset to market and leasing remaining vacancies would deliver a fully stabilized NOI of $3.6 million in year 5. This embedded rent reversion to market levels would require no new capital to unlock.
— Bonus Depreciation Advantage: Given the new tax legislation passed July 2025, new ownership has the opportunity to accelerate the depreciation deduction in the first year of ownership, which would provide significant upfront tax savings and improve cash flow. CBRE's Cost Segregation Analysis estimates that such Year 1 deduction could total as much as ±$7,333,000* with this purchase. *Call for details
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